Commercial Land with Office
For Sale
$1,625,000
3566-3685 Olivet Church Road, Paducah, KY 42001
Commercial/Industrial, 1 Story, Paducah, KY
Property Size4,944 SF
Lot Size5.91 Acres
Price / SF$328.68
Days on Market53
Property Features for 3566-3685 Olivet Church Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Assigned
Lot features
County, In City Limits
Directions
From I-24 exit 4 go west to James Sanders Blvd and turn right or north. Go to end of James Sanders Blvd to Olivet Church Road. The property is on your left.
Subdivision
McCracken
Standard status
Active
Lot size
5.91 Acres
Utilities
Heating system
Forced Air, Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Floors in Building
1
Building materials
Steel
Roof type
Shingle
Architectural style
Other
Listing Agency:
Purchase Realty Group
(270) 444-6008
Listed By:
John M Noonan · License #216270
(270) 444-6008
Added: Jul 2
Changed: Aug 21
Last Checked: Aug 23 at 6:06AM
MLS# 135194
Copyright © 2026 Western Kentucky Regional MLS Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 5.91-acre commercial land offering includes an existing 4,944-square-foot, one-story office building with steel construction, a shingle roof, central air, and forced-air electric heating. Assigned parking is provided, and public water serves the property.
The site occupies the corner of Olivet Church Road and James Sanders Blvd in Paducah, Kentucky. Zoning includes county commercial designation on the county portion and B-1 commercial zoning on the city portion. The property also includes access to available utilities, supporting continued office use or future commercial planning consistent with applicable zoning.
The site occupies the corner of Olivet Church Road and James Sanders Blvd in Paducah, Kentucky. Zoning includes county commercial designation on the county portion and B-1 commercial zoning on the city portion. The property also includes access to available utilities, supporting continued office use or future commercial planning consistent with applicable zoning.
Key Highlights
- 5.91‑acre commercial land parcel at the corner of Olivet Church Road and James Sanders Blvd
- Existing 4,944‑square‑foot office building included
- County commercial zoning and city B‑1 commercial zoning
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$47,277
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
2.91%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$945,540
$945.5K
Cap Rate 7%
$675,386
$675.4K
Cap Rate 9%
$525,300
$525.3K
Market Conditions
NOI Build-Up for 4,944 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$74.2K $15.00/SF
− Vacancy
−$11.1K −$2.25/SF
EGI
$63.0K $12.75/SF
− OpEx
−$15.8K −$3.19/SF
NOI
$47.3K $9.56/SF
Area
McCracken County, KY
Vacancy
15.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$945,540
Cap Rate 7%
$675,386
Cap Rate 9%
$525,300
Alternative Uses
Best Use
Office B
$675.4K
$591.0K – $788.0K
NOI $47,277 @ 7.0% cap · market cap 2.91%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$1.03M
$901.4K – $1.20M
NOI $72,108 @ 7.0% cap · market cap 4.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
455
Businesses Nearby
Explore this area
Business Placement
Demographics for 42001, KY
31,579
Population
14,815
Households
2.1
Avg Household Size
41
Median Age
36%
College-Educated
94%
High-School Grad
74.2 sq mi
ZIP Area
426
Density / Sq Mi
$68,868
Median Household Income
$42,334
Median Earnings
$916
Median Rent
$210,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - Corner site with an existing office structure, public water, and commercial zoning across county and city jurisdictions.
Where is this commercial land located?
The property is located at 3566-3685 Olivet Church Road Paducah, KY.
What is the asking price?
The asking price for this property is $1,625,000.
What are key features of this property?
This property features: 5.91‑acre commercial land parcel at the corner of Olivet Church Road and James Sanders Blvd; Existing 4,944‑square‑foot office building included; County commercial zoning and city B‑1 commercial zoning
